# 7200 Collins: preconstruction prices, deposits, rental rules

> Source: https://bluebaybrokers.com/buildings/7200-collins
> Publisher: BlueBay Brokers LLC, 1541 Brickell Ave #1201, Miami FL 33129 (Florida broker BK3411036)
> Figures read on: 2026-10-07
> Plain-text copy of the page above for AI assistants and readers. Quote with attribution to BlueBay Brokers; each figure carries its own source and read date. Nothing here certifies that a short-term rental is legal at any address.

## The bet

7200 Collins is the rare North Beach presale with every risk box ticked: financed by Deutsche Bank, under construction since March 2026, 96 percent under contract, nightly rental marketed from day one, a block from the beach. Nine units are left with the developer. The bet now is buying one of those, or an assignment, before delivery in 2027 sets a public resale price for the building.

## Absorption and timing

How many homes close each year in this building's price band and postcode, against how many it is about to deliver. No brochure answers this, and it governs both the resale and the developer's willingness to discount.

Units delivering 222 all at once, to the same buyer pool

Closings per year 181 trailing 12 months, 33141, same band

Years of supply 1.2 this building alone

Band closes at $501/sf median of real closings, not asks

| Band, 33141 | Closed / 12 mo | Median price | Median $/sf |
|---|---|---|---|
| $500K – $900K | 100 | $660,000 | $501 |
| $900K – $2M | 81 | $1,200,000 | $741 |

**Absorption and timing**

33141 closed 102 homes at $500K to $900K and 80 at $900K to $2M in the last twelve months. 222 units is 1.2 years of that flow, and the developer's own absorption is done: 213 sold. The postcode sits at 12.7 months of supply, asks at $509 a foot against $440 paid, but that is older stock, not a new furnished building. The supply to watch is resale at delivery, competing with 72 Park and Ella on the same blocks.

## The market it lands in

Everything for sale in 33141 today against everything that actually sold there this past year. This is the pool your resale competes in.

Active inventory 560 homes listed across 33141

Sold, trailing year 520 recorded closings, every price

Months of supply 12.9 under 6 favours sellers, over 12 favours buyers

Asking vs sold $514/sf asked, against $441/sf actually paid

How to read the gap

Asking is an opinion, sold is a fact, and months of supply is your leverage. Do not compare this building to the postcode median, which mixes in stock built decades ago: the comparison that counts is the band below.

## What recent deliveries resell for

The only read-across that means anything here: condominiums in 33141 built from 2023 onward, people who bought new and took delivery, and what their units resell for now.

New stock resells at $1,845/sf median of 11 closings this year

Movement since — across recently delivered buildings

This building asks $1,600/sf entry residences

Entry vs new stock -13% below zero means you buy new under resale

| Year of resale | Closings | Median $/sf |
|---|---|---|
| 2025 | 11 | $1,845 |
| 2026 | 1 | withheld, 1 sale |

Why a year can show no figure

Under 5 transactions a median is noise, so it is withheld. Recently delivered buildings are thin by nature, which is itself worth knowing before counting on a quick resale.

## The basis

What it asks per foot against what its band actually closes at. Comparing one preconstruction ask to another tells you nothing: both are price lists.

Asking

$1,600/sf

96% under contract · launched from $600,000 (The Real Deal, Apr 2025) · average about $800,000 on about 489 sf · 375 – 1,200 sf

Band closes at $501/sf $500K – $900K, trailing 12 months

Listed here today 0 nothing on the MLS

**Priced against 72 Park, a block away**

From $600,000 on 375 sf is about $1,600 a foot, and the reported average of about $800,000 on about 489 sf is near $1,636. The fair comparison is 72 Park, delivered 2024 on 72nd St, also nightly: its genuine MLS resales closed at $1,317 and $1,330 a foot, its deeds at $1,011 to $1,471. Ella asks $1,368 to $1,390. The $1,845 card above is 72 Park's developer closings, not resales. 7200 Collins carries a premium of about 20 percent; negotiate it.

## On the MLS today

Nothing at this address is on the MLS

Not one Active listing at 7200 Collins Ave, Miami Beach FL 33141, pulled 2026-10-07. The building is being sold off-market by the developer's own sales team, which is normal at this stage and has one consequence worth stating: there is no independent asking price to check the developer's price list against, so every size and price on this page comes from the developer or the trade press rather than from a transaction. It is also why this page carries no photograph: the MLS licence that lets us display a listing's images does not extend to a render off a brochure.

## What the deposit costs to hold

A preconstruction deposit is committed years before you hold a deed, earning nothing. That carry is a real cost of the trade and it is never in the pitch. Modelled on $600,000 at 4.5% simple, 15 months to delivery.

| Milestone | % | Payment | Committed | Held | Carry |
|---|---|---|---|---|---|
| At contract (assumed standard) | 10% | $60,000 | $60,000 | 15 mo | −$3,375 |
| 90 days after contract | 10% | $60,000 | $120,000 | 12 mo | −$2,700 |
| At top-off | 10% | $60,000 | $180,000 | 6 mo | −$1,350 |
| At closing (late 2027) | 70% | $420,000 | $600,000 | 0 mo | −$0 |
| Committed before closing |  |  | $600,000 |  | −$7,425 |

Why this line matters more than the yield

Nothing is rented and nothing is owned meanwhile, so the whole return has to come from the gap between contract price and the market at delivery. That carry, about $7,425, is the hurdle before you break even, and deposits are generally non-refundable, so a delivery that slips extends it without your consent.

## Carry at delivery

What it costs to own before any income, on the smallest residence of 375 sf.

| HOA, not published by the developer | — |
|---|---|
| Property tax at 2.02% of $600,000 | −$12,120 |
| Insurance (HO-6), $3.60/sf | −$1,350 |
| Annual carry, before any income | −$13,470 |

**What to secure before you sign**

No deposit schedule is published; we assume the Miami standard 10/10/10/70, so about $180,000 on the $600,000 entry unit sits idle some fifteen months. Ask for the association budget, which nothing published states, and for the rental language in the draft declaration, since the policy is a marketing claim until recorded. On an assignment, get the developer's consent and fee in writing.

## Delivery risk

| Construction financing | Closed. $85M construction loan from Deutsche Bank, July 2026, arranged by Arrow Real Estate Advisors, refinancing earlier debt; 213 of 222 residences were under contract at closing. |
|---|---|
| Presold | 96% at last disclosure |
| Delivery | Construction started March 2026 (Florida YIMBY), completion targeted for 2027. A 12-storey frame that started in March 2026 makes late 2027 the realistic reading; the model holds fifteen months. |
| Developer | Northlink Capital, which bought the site (then 7140 Collins Ave) in 2021 and won approval in 2022. Revuelta Architecture International, Adriana Hoyos interiors, Ortega Construction general contractor. |
| Rental policy | Marketed as short-term-rental friendly by the developer and The Real Deal (April 2025); the declaration is not recorded yet, so this is a sales claim and not an instrument |

## Recommendation

BlueBay Brokers · 7200 Collins

### Buy the last units at a negotiated price

Financed, under construction, 96 percent sold and nightly-rental friendly a block from the ocean. The delivery risk is as low as a presale gets.

Ask for the nine remaining units and their prices, and offer toward the $1,300 to $1,400 a foot that 72 Park resells at and Ella asks, not the launch list.

## Want the rest of it?

I am Steve Gabison, a Florida broker, licence BK3411036. I wrote this page. New developments are Carolina Peña's desk at BlueBay Brokers, broker, licence BK3288753: she will send you what is behind it, in English or Spanish.

#### The full file

This page is the public read. The file adds the unit-level price list and what is actually left, the developer's land basis and what it says about room on price, the recorded rental language, and a rental underwriting on the specific line you are looking at. No charge.

#### On the purchase

Developers in this pipeline pay a cooperating broker, so having me represent you costs nothing on top of the price. I negotiate the deposit schedule, the credits and the co-broke, with the recorded comps to argue from.

#### After delivery

Property Management Brickell LLC runs the unit, as it already does across Brickell, and my own host profile carries more than 2,900 reviews at 4.82 as a Superhost. You get the pro forma before you buy.

## Read next

- [Ella Miami Beach, North Beach, Delivering 2027](https://bluebaybrokers.com/buildings/ella-miami-beach)
- [NoBe PARC, North Beach, Delivering late 2028](https://bluebaybrokers.com/buildings/nobe-parc)
- [Palma Miami Beach Residences, North Beach, Delivering late 2027](https://bluebaybrokers.com/buildings/palma-miami-beach)
- [All the new-development studies](https://bluebaybrokers.com/new-developments)
- [Developer price vs resale on six delivered Miami condos](https://bluebaybrokers.com/developer-price-vs-resale-miami)
- [What a preconstruction deposit costs to hold](https://bluebaybrokers.com/preconstruction-deposit-carry-miami)
- [Buying preconstruction in Miami as a foreign buyer](https://bluebaybrokers.com/buy-preconstruction-miami-foreign-buyer)

## Sources

- [Commercial Observer, Deutsche Bank lends $85M for Miami Beach condo tower (Jul 2026)](https://commercialobserver.com/2026/07/deutsche-bank-miami-beach-condos/)
- [NYREJ, Arrow arranges $85M construction loan, 213 of 222 under contract, average 489 sf (Jul 2026)](https://nyrej.com/arrow-real-estate-advisors-arranges-85-million-construction-loan-for-222-unit-luxury-condominium-development-in-miami-beach)
- [Florida YIMBY, construction starts on 7200 Collins (Mar 2026, average price, site purchase)](https://floridayimby.com/2026/03/construction-starts-on-7200-collins-at-7200-collins-avenue-miami-beach-florida.html)
- [The Real Deal, Northlink launches sales for short-term rental-friendly North Beach condos (Apr 2025)](https://therealdeal.com/miami/2025/04/29/northlink-capital-launches-sales-for-north-beach-condos/)

**Method, licence and disclaimers**

**Absorption and closed prices** © 2026 Miami Association of Realtors / SEFMLS via Bridge Data Output, pulled 2026-10-07. Deemed reliable, not guaranteed.

**Developer data.** Unit counts, sizes, pricing and delivery dates are the developer's own and are not verified by BlueBay Brokers LLC, which does not represent the developers named here and receives no compensation from them.

**Not investment advice.** A scenario built from stated assumptions. Deposit carry uses simple interest and ignores tax. The recorded condominium documents govern every legal question raised here. Consult your own tax and legal advisers.

**Rental policy** as published by the developer and routinely amended before closing.